:root {
  --ink: #0c2a38;
  --ink-2: #153e4d;
  --paper: #f7f4ec;
  --paper-2: #efe9dc;
  --white: #ffffff;
  --teal: #2c897e;
  --teal-bright: #58b7a8;
  --gold: #c39246;
  --text: #17313d;
  --muted: #60737b;
  --line: #c8d3d4;
  --max: 1180px;
  --radius: 10px;
}
* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body {
  margin: 0;
  color: var(--text);
  background: var(--paper);
  font-family: Inter, ui-sans-serif, system-ui, -apple-system, BlinkMacSystemFont, "Segoe UI", sans-serif;
  font-size: 18px;
  line-height: 1.65;
  text-rendering: optimizeLegibility;
}
img { max-width: 100%; display: block; }
a { color: var(--ink-2); text-decoration-thickness: .1em; text-underline-offset: .18em; }
a:hover { color: var(--teal); }
button, input, textarea { font: inherit; }
button { cursor: pointer; }
:focus-visible { outline: 4px solid #f4c56f; outline-offset: 4px; }
.skip-link { position: fixed; left: 12px; top: 12px; z-index: 999; padding: .7rem 1rem; background: var(--white); color: var(--ink); transform: translateY(-160%); border-radius: 6px; }
.skip-link:focus { transform: translateY(0); }
.sr-only { position: absolute !important; width: 1px !important; height: 1px !important; padding: 0 !important; margin: -1px !important; overflow: hidden !important; clip: rect(0,0,0,0) !important; white-space: nowrap !important; border: 0 !important; }
.shell { width: min(calc(100% - 40px), var(--max)); margin-inline: auto; }
.narrow { max-width: 900px; }
.site-header { position: sticky; top: 0; z-index: 30; background: color-mix(in srgb, var(--paper) 94%, transparent); backdrop-filter: blur(12px); border-bottom: 1px solid rgba(12,42,56,.12); }
.header-inner { min-height: 84px; display: flex; align-items: center; justify-content: space-between; gap: 28px; }
.brand { display: inline-flex; align-items: baseline; gap: .7rem; color: var(--ink); text-decoration: none; font-weight: 800; letter-spacing: -.025em; }
.brand-full { font-size: 1rem; white-space: nowrap; }
.brand-short { font-size: .78rem; letter-spacing: .16em; color: var(--teal); }
.strike-word { position: relative; display: inline-block; }
.strike-word::after { content: ""; position: absolute; left: -3%; right: -3%; top: 53%; height: .13em; background: var(--teal-bright); transform: rotate(-2deg); border-radius: 999px; pointer-events: none; }
.strike-small::after { height: .1em; }
.site-nav { display: flex; align-items: center; gap: 22px; }
.site-nav a { text-decoration: none; font-size: .9rem; font-weight: 700; color: var(--ink); }
.site-nav a:hover { color: var(--teal); }
.nav-contact { border: 1px solid var(--ink); padding: .55rem .85rem; border-radius: 999px; }
.menu-toggle { display: none; background: transparent; border: 1px solid var(--ink); border-radius: 999px; padding: .5rem .85rem; color: var(--ink); }
.hero { padding: clamp(64px, 8vw, 120px) 0 72px; background: linear-gradient(115deg, #f7f4ec 0 61%, #e9efe9 61% 100%); }
.hero-grid { display: grid; grid-template-columns: 1.12fr .88fr; align-items: center; gap: clamp(40px, 7vw, 90px); }
.eyebrow, .section-kicker { margin: 0 0 1rem; color: var(--teal); font-weight: 800; letter-spacing: .11em; text-transform: uppercase; font-size: .74rem; }
h1,h2,h3 { color: var(--ink); line-height: 1.05; margin-top: 0; text-wrap: balance; }
h1 { font-size: clamp(3.2rem, 7vw, 6.5rem); letter-spacing: -.062em; margin-bottom: 1.4rem; max-width: 9ch; }
h1 em { font-family: Georgia, "Times New Roman", serif; font-weight: 400; }
h2 { font-size: clamp(2.4rem, 5vw, 4.8rem); letter-spacing: -.045em; margin-bottom: 1.4rem; }
h3 { font-size: 1.45rem; letter-spacing: -.025em; }
.hero-lead { font-size: clamp(1.2rem, 2.2vw, 1.55rem); line-height: 1.5; max-width: 33em; }
.hero-pillars { font-size: clamp(1.08rem, 2vw, 1.35rem); color: var(--ink); font-weight: 800; letter-spacing: .01em; border-left: 5px solid var(--teal-bright); padding-left: 1rem; margin: 1.8rem 0; }
.hero-actions { display: flex; flex-wrap: wrap; gap: 12px; margin-top: 2rem; }
.button { display: inline-flex; align-items: center; justify-content: center; min-height: 48px; padding: .75rem 1.1rem; border-radius: 999px; text-decoration: none; font-weight: 800; border: 2px solid transparent; }
.button-primary { background: var(--ink); color: white; }
.button-primary:hover { background: var(--teal); color: white; }
.button-secondary { color: var(--ink); border-color: var(--ink); background: transparent; }
.button-secondary:hover { background: var(--white); }
.hero-photo-wrap { margin: 0; }
.hero-photo { width: 100%; aspect-ratio: 1/1; object-fit: cover; object-position: center 34%; border-radius: 50% 50% 10px 10px / 34% 34% 10px 10px; box-shadow: 22px 22px 0 var(--ink); }
.hero-photo-wrap figcaption { margin-top: 1.2rem; font-size: .82rem; color: var(--muted); text-align: right; }
.status-band { background: var(--ink); color: #e8f2ef; padding: 22px 0; }
.status-grid { display: grid; grid-template-columns: .7fr 2.3fr; gap: 30px; align-items: baseline; }
.status-grid strong { color: #fff; font-size: 1.2rem; }
.status-grid p { margin: 0; }
.section { padding: clamp(76px, 10vw, 138px) 0; }
.mission { background: var(--white); }
.large-copy { font-size: clamp(1.2rem, 2vw, 1.55rem); line-height: 1.65; }
.underline-accent { text-decoration: underline; text-decoration-color: var(--teal-bright); text-decoration-thickness: .15em; text-underline-offset: .08em; }
.section-heading { margin-bottom: 54px; }
.focus { background: var(--paper); }
.focus-list { border-top: 1px solid var(--line); }
.focus-item { display: grid; grid-template-columns: 100px 1fr 1.5fr; gap: 30px; align-items: baseline; padding: 34px 0; border-bottom: 1px solid var(--line); }
.focus-item h3, .focus-item p { margin: 0; }
.focus-number { font-family: Georgia, serif; font-size: 1.2rem; color: var(--teal); }
.full-living { background: var(--ink); color: #e5efec; }
.full-living h2 { color: #fff; }
.media-grid { display: grid; grid-template-columns: 1.05fr .95fr; gap: clamp(42px, 7vw, 92px); align-items: center; }
.life-photo-wrap { margin: 0; }
.life-photo { width: 100%; aspect-ratio: 4/5; object-fit: cover; object-position: center; border-radius: var(--radius); box-shadow: -18px 18px 0 #214858; }
.callout { border-top: 1px solid rgba(255,255,255,.25); padding-top: 1.4rem; font-size: 1.2rem; font-weight: 700; }
.building { background: var(--paper-2); }
.split-heading { display: grid; grid-template-columns: 1.4fr .8fr; gap: 60px; align-items: end; }
.split-heading > p { margin-bottom: 1.6rem; font-size: 1.1rem; }
.build-grid { display: grid; grid-template-columns: repeat(3,1fr); border-top: 1px solid #b9c5c4; border-left: 1px solid #b9c5c4; }
.build-grid article { min-height: 240px; padding: 30px; border-right: 1px solid #b9c5c4; border-bottom: 1px solid #b9c5c4; background: rgba(255,255,255,.22); }
.build-grid h3 { margin-bottom: .75rem; }
.build-grid p { margin-bottom: 0; }
.development-note { margin: 28px 0 0; padding: 18px 0; border-bottom: 1px solid #b9c5c4; }
.communities { background: var(--white); }
.two-col-text { display: grid; grid-template-columns: .85fr 1.15fr; gap: clamp(50px, 8vw, 110px); }
.prose p:first-child { margin-top: .2rem; }
.about { background: #dce8e3; }
.about-grid { display: grid; grid-template-columns: 1.2fr .8fr; gap: 80px; align-items: center; }
.about blockquote { margin: 2.2rem 0 0; padding: 1.1rem 0 1.1rem 1.4rem; border-left: 6px solid var(--teal); color: var(--ink); font-size: clamp(1.4rem, 3vw, 2.2rem); font-weight: 800; line-height: 1.3; }
.about-mark { display: flex; flex-direction: column; font-weight: 900; font-size: clamp(2.6rem, 6vw, 5.8rem); line-height: .92; letter-spacing: -.07em; color: var(--ink); }
.about-mark .muted-strike { position: relative; color: #587079; }
.about-mark .muted-strike::after { content:""; position:absolute; left:-2%; right:-1%; top:52%; height:.08em; background:var(--teal-bright); transform:rotate(-2deg); }
.relationships { background: var(--paper); overflow: hidden; }
.relationship-grid { display: grid; grid-template-columns: 1fr .8fr; gap: 50px; align-items: center; }
.relationship-copy { max-width: 720px; }
.relationship-word { font-weight: 950; letter-spacing: -.08em; font-size: clamp(7rem, 18vw, 15rem); line-height: .7; color: transparent; -webkit-text-stroke: 2px var(--teal); opacity: .65; transform: rotate(-90deg); }
.contact { background: var(--white); }
.contact-grid { display: grid; grid-template-columns: .9fr 1.1fr; gap: clamp(50px, 8vw, 100px); }
.contact-email a { font-size: 1.35rem; font-weight: 800; }
.contact-form { display: grid; gap: 12px; padding: 30px; border: 1px solid var(--line); border-radius: var(--radius); background: #fbfaf6; }
.contact-form label { font-weight: 800; font-size: .92rem; }
.contact-form input, .contact-form textarea { width: 100%; border: 1px solid #9bafb2; border-radius: 6px; padding: .75rem .85rem; background: white; color: var(--text); }
.contact-form textarea { resize: vertical; min-height: 150px; }
.contact-form .button { justify-self: start; border: 0; margin-top: 6px; }
.form-note { color: var(--muted); font-size: .8rem; margin: .35rem 0 0; }
.site-footer { background: #071d27; color: #c9d8d8; padding: 58px 0 26px; }
.footer-grid { display: grid; grid-template-columns: .8fr 1.2fr; gap: 60px; }
.footer-brand { color: white; font-weight: 900; font-size: 1.2rem; margin-top: 0; }
.footer-status { font-size: .84rem; line-height: 1.55; }
.footer-bottom { border-top: 1px solid rgba(255,255,255,.14); margin-top: 34px; padding-top: 18px; display: flex; justify-content: space-between; gap: 20px; font-size: .8rem; }
.site-footer a { color: #d8ece6; }
@media (max-width: 900px) {
  body { font-size: 17px; }
  .menu-toggle { display: inline-flex; }
  .site-nav { position: absolute; left: 20px; right: 20px; top: 76px; display: none; flex-direction: column; align-items: stretch; gap: 0; padding: 12px; background: var(--paper); border: 1px solid var(--line); box-shadow: 0 18px 35px rgba(0,0,0,.12); }
  .site-nav.is-open { display: flex; }
  .site-nav a { padding: .75rem .7rem; }
  .nav-contact { border: 0; border-radius: 0; }
  .brand-full { font-size: .88rem; }
  .hero { background: var(--paper); }
  .hero-grid, .media-grid, .two-col-text, .about-grid, .relationship-grid, .contact-grid, .split-heading { grid-template-columns: 1fr; }
  .hero-photo-wrap { max-width: 560px; }
  .status-grid { grid-template-columns: 1fr; gap: 8px; }
  .focus-item { grid-template-columns: 60px 1fr; }
  .focus-item p { grid-column: 2; }
  .build-grid { grid-template-columns: 1fr 1fr; }
  .about-mark { margin-top: 20px; }
  .relationship-word { transform: none; text-align: right; }
  .footer-grid { grid-template-columns: 1fr; }
}
@media (max-width: 600px) {
  .shell { width: min(calc(100% - 28px), var(--max)); }
  .header-inner { min-height: 72px; }
  .brand-short { display: none; }
  .brand-full { white-space: normal; max-width: 215px; line-height: 1.15; }
  h1 { font-size: clamp(3rem, 17vw, 4.8rem); }
  h2 { font-size: clamp(2.35rem, 12vw, 3.7rem); }
  .hero { padding-top: 48px; }
  .hero-photo { box-shadow: 12px 12px 0 var(--ink); }
  .focus-item { grid-template-columns: 48px 1fr; gap: 18px; }
  .build-grid { grid-template-columns: 1fr; border-left: 0; }
  .build-grid article { border-left: 1px solid #b9c5c4; }
  .relationship-word { font-size: 31vw; }
  .contact-form { padding: 22px; }
  .footer-bottom { flex-direction: column; }
}
@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after { animation-duration: .01ms !important; animation-iteration-count: 1 !important; transition-duration: .01ms !important; }
}